St Mary Redcliffe Architecture Competition Expression of Interest Booklet

St Mary Redcliffe
Design Competition
Expression of Interest
ST MARY REDCLIFFE CHURCH
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© Malcolm Reading Consultants 2015
Malcolm Reading Consultants is an expert consultancy which specialises in managing design competitions to
international standards and providing independent, strategic advice to clients with capital projects. With nearly
twenty years’ experience of projects, we are enthusiastic advocates of the power of design to create new perceptions
and act as an inspiration.
Images: © Malcolm Reading Consultants/Emily Whitfield-Wicks
Historical images: Courtesy of Paul Townsend
Diagrams: © Redcliffe Neighbourhood Development Forum, and benjamin + beauchamp architects
malcolmreading.co.uk
T +44 (0) 20 7831 2998
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Contents
PART ONE 5
Foreword 7
Introduction 9
The Project Background 10
About St Mary Redcliffe 14
About Redcliffe 16
The Site Context 19
The Immediate Site 21
Emerging Brief 24
Teams 32
Anticipated Competition and Project Dates 33
Budget 33
Jury 33
PART TWO 35
Competition Details 36
Anticipated Competition Programme 40
Submission Requirements 41
How to Submit 44
Evaluation Criteria 45
Scoring Approach 46
Appendices 47
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4

PART ONE
5

Image: The church from the South Churchyard
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Foreword
Four hundred and fifty years ago Queen Elizabeth I visited Bristol and remarked that
St Mary Redcliffe is ‘the fairest, goodliest and most famous parish church in all England’.
Her compliment still rings in our ears and reminds us of St Mary Redcliffe’s exceptional
history. With its strong links to America, the church is internationally as well as nationally
significant, and one of the city of Bristol’s architectural gems.
However, valuing our heritage is only part of our present mission. As guardians of St Mary
Redcliffe, we have a passion not just for this place but for its people and community. We love
Redcliffe. We know it to have potential, and we’re determined to be part of the new story that
is unfolding around us now.
Change is coming in the form of a radical reshaping of our immediate neighbourhood – set
out in the Redcliffe Neighbourhood Development Plan – and this will affect our outreach and
activities. There will be new social, environmental and economic needs and challenges. But
this has always been the case in Redcliffe, ever since the 1700s the pattern has been a new
development every seventy years.
So, whatever changes we bring about now have to last until the end of this century!
That’s why we’re having a competition. To position St Mary Redcliffe as the centrepiece of the
wider regeneration, we need a complete update of our social, exhibition and support spaces.
This will enable us to tell the stories witnessed by the church, as well as those woven into the
building.
We’re looking for an outstanding architectural team with creative imagination, technical
expertise and the foresight to imagine what might lie ahead. We’re looking for a team who
can help us both tell our story and shape it; one who will enable us to realise our desire to be:
• a thriving Christian community;
• a welcoming heritage destination; and
• an effective parish church.
Thank you for your interest in this project – we warmly invite you to submit an Expression of
Interest.
Rev Dan Tyndall
Vicar of St Mary Redcliffe
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8
Image: St Mary Redcliffe spire as seen within the city of Bristol

Introduction
St Mary Redcliffe Design Competition
New spaces, new welcomes, new connections
The architectural equivalent of many European cathedrals and Grade I listed, St Mary
Redcliffe is both an ecclesiastical jewel and a dynamic, living church – a beacon of positivity,
helping the least-advantaged and marginalised within the city of Bristol.
The church is ambitious to expand its outreach and mission activities. It is also determined
to increase people’s enjoyment of the building by creating an outstanding visitor experience.
The church’s development project, the focus of this design competition, will run concurrently
with a wider regeneration project, The Redcliffe Neighbourhood Development Plan, which
seeks to place the church at the heart of a new urban village within the city centre.
St Mary Redcliffe attracts tens of thousands of visitors and tourists annually. Built and then
re-built over a 300-year period from the early 13 th century to the 15 th century, the church
embodies magnificence, but has always lacked sufficient support spaces for its important
work in one of the most deprived wards in the country.
This is a two-stage design competition; at the first stage, Expressions of Interest are sought;
at the second, designers will be asked to respond to the church’s vision for an integrated
scheme, incorporating a range of facilities within a building or buildings: administrative
and support spaces, exhibition spaces, a café, a shop, a meeting hall, an expanded/new
community centre – all aimed at enabling the church to engage more fully with the local
population and visitors, offering hospitality to all, sharing its history and treasures, as well as
its grace and inspirations.
The competition seeks an outstanding architectural team that is creative, imaginative and
visionary, who thoroughly understands the needs of the church and respects its exceptional
heritage.
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The Project Background
St Mary Redcliffe is unquestionably grand in both style and scale, but as the uses of the
main body of the church are limited to worship, visitor welcome and display of heritage, there
is currently very little space in which to carry out the full range of supporting activities that
allow the church to function effectively.
For example, there are no auxiliary spaces which might be used for meetings, conferences
and other events. Clergy and staff are, therefore, overly reliant on areas outside the body of
the church, such as the Parish Office and the Undercroft, which, in most cases, have practical
limitations. More pressingly, there are serious problems with some of the church’s essential
facilities: the toilet block is only accessible via steep steps, making the toilets inaccessible
to those who use wheelchairs or have limited mobility. More generally, level access to the
church is only partial, since the main northern entrance is reached via flights of steps.
This situation conflicts with St Mary Redcliffe’s desire to provide support, facilities and
activities to the wider community, with the expectations of visitors to a modern heritage
destination, and with the church’s status as one of the great parish churches of England.
Over the past 12 years, the management team has started to address these issues by
commissioning a number of detailed studies into various aspects of the church, with the aim
of providing information to support potential future developments of its facilities. The findings
of these studies, which are relevant to the competition, have been incorporated into the
competition documents, and will be provided to shortlisted competitors as appendices to the
Invitation to Tender document at the second stage of the competition.
Recent years have seen the emergence of the Redcliffe Neighbourhood Development Forum:
a group of local residents and stakeholders which plans to use newly endowed community
powers to develop the area around Redcliffe Way, and who have created a once-in-a-lifetime
opportunity for St Mary Redcliffe. The aim of the Forum is to create a new urban village in
the heart of Redcliffe, providing social infrastructure, accommodation, shops and community
facilities for local people — using St Mary Redcliffe as the focal point for the overall
redevelopment. Through the Forum, the local community has created a momentum for
change which will result in a radical reshaping of the local area. St Mary Redcliffe is keen to
seize the initiative presented by these wider developments by creating a fitting centrepiece,
containing facilities appropriate for twenty-first century use.
In line with its stated aim to be an effective parish church, St Mary Redcliffe feels that it
has a responsibility to help address some of the social issues which exist in Redcliffe and,
accordingly, wishes to incorporate practical community facilities into its development project.
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Through the competition the church seeks an architect to help resolve these issues, and to find the
best solution for the space available.
The church has secured funding to run the competition and take the project to a first-round Heritage
Lottery Fund (HLF) application, which is anticipated to be submitted in November 2016. Therefore,
the anticipation is that the first task for the appointed team will be to assist St Mary Redcliffe and its
advisors in submitting an HLF application. For this reason, the competition process is being run to
OJEU procurement standards.
Image: The Processional Way, from the South Churchyard
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Image: View of the church from the west with Redcliffe Wharf in the foreground
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About St Mary Redcliffe
St Mary Redcliffe in Bristol is a magnificent and historically significant church, located at the
centre of the Redcliffe neighbourhood. This area forms the south-east quadrant of the city
centre, bounded by the River Avon to the north and the river’s artificial waterway, the New
Cut, to the south. The church was built on open land just outside the city’s medieval Port
Wall but, over time, became surrounded by buildings as the city expanded closely around the
church and south towards Bedminster. The church sits in a raised position on a spur of red
cliff, above and to the east of Bristol’s Floating Harbour, alongside an important city centre
route which connects Temple Meads Railway Station to Queen Square and Harbourside. This
positioning has, historically, underlined the church’s connection with the maritime traditions
of one of England’s great port cities and emphasised its status as a site of major importance
within the community of Redcliffe and, more widely, Bristol.
There may have been a church on the site since Saxon times, but the oldest surviving parts
date from 1185. The magnificent Outer North Porch dates from the mid-14 th century with the
nave, chancel, aisles and transepts all rebuilt over the next 100-year period. The building
is considered a treasure of international importance and a masterpiece of English Gothic
architecture. Its soaring walls are crowned with a ceiling of glittering, gilded roof bosses of
exquisite beauty; the interior is flooded with light from the vast clerestory and stained glass
windows.
The church also has strong associations with important figures from the past, including
Elizabeth I, Richard Amerike, John Cabot, William Canynges, William Hogarth, George
Frederick Handel, Robert Southey, Samuel Taylor Coleridge and Thomas Chatterton, and has
links with America through John Cabot’s voyage of 1497 and Admiral Sir William Penn, whose
name was given to Pennsylvania and is buried within the church.
Through the centuries, the church and its surroundings have undergone major change.
In 1446, the spire was struck by lightning and fell, causing damage to the interior. Four
hundred years later, the spire was rebuilt and raised to the impressive height of 292 ft.
making it Bristol’s tallest building and the second tallest Church of England parish church in
the country. Some of the more traumatic changes came in the 20 th century, when, during
the Second World War and the ensuing post war period, much of Redcliffe was destroyed
and rebuilt. Fortunately, St Mary Redcliffe survived the war — the bomb-displaced tramline
in the South Churchyard is testament to the narrowness of its escape. In recent years, the
church has been suffering from a severe dislocation from both its human community and
the physical fabric of its surroundings. Nonetheless, St Mary Redcliffe provides a wonderful
setting for Christian worship and, as an embodiment of local, national and international
heritage, attracts tens of thousands of visitors each year from all over the world.
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Image: View from the River Avon
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About Redcliffe
Redcliffe is an area of great contrasts. North Redcliffe, industrialised in the 18 th century, is
dominated by dramatic warehouses which spring from the water’s edge. Conversely, South
Redcliffe is residential in nature. Nestled in the middle of the two areas, the elegant nature
of St Mary Redcliffe and the fine Georgian Terraces of Redcliffe Parade give evidence of the
area’s past wealth as a vibrant port and home to industry.
In the 19 th century, the coming of the railway to Temple Meads and the driving of Victoria
Street across the medieval streets to Bristol Bridge brought Redcliffe into the city centre.
Much later, just before the Second World War, the Inner Circuit dual carriageway —part
of which is now called Redcliffe Way — was built tightly around the city centre. The Inner
Circuit connected Redcliffe to the city centre, but had the undesirable effect of bisecting the
neighbourhood.
Today, the Redcliffe area is home to the modern business district of the city. Offices and
private residential flats are now replacing poor quality post-war commercial development
to the north, while glass-fronted twentieth and twenty-first century blocks mark the area’s
eastern boundary.
During post-war rationalisation, much of Redcliffe was destroyed. Entire streets were
demolished in South Redcliffe, resulting in the area becoming a traffic-dominated
thoroughfare. In the process, St Mary Redcliffe became isolated from the harbour and the
city centre by two dual carriageways which still carry traffic to the north and west of the
building and maroon the church in an island of tarmac and concrete.
The historical built structure of the Redcliffe area was further altered by unsympathetic
planning decisions made during the 1950s and 1960s. South Redcliffe became home
to what was, at the time, a showcase public housing estate, but which now forms the
centrepiece of an area in need of improvement.
Much of Redcliffe’s recent development differs from the historic grain of the area due to its
horizontal emphasis and grey modernist aesthetic. The area’s historic pattern still survives
with clusters of similar buildings located in close proximity to each other. The variety of these
clusters contributes to Redcliffe’s unique sense of vitality and interest. However, whilst
Redcliffe today is still a single definable area, large sections of its historic past have been
removed or reconfigured to the extent that it does not present a coherent whole to the visitor.
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Most of Redcliffe now forms a part of Lawrence Hill Ward, among the 10% most deprived
quarters in the country, according to the government-published Indices of Multiple
Deprivation. There is statistical evidence pertaining to Redcliffe itself which shows that,
especially in its southern parts, social decline has matched the more obvious physical
debilitation of the streetscape and built infrastructure of the area.
St Mary Redcliffe sits on the main east-west axis for public transport, cycling and walking
from the Temple Meads area to the city centre and Harbourside, and is, therefore, very well
placed for its future redevelopment.
Redcliffe has been the subject of redevelopment plans since the 1960s. After a prolonged
process of planning and negotiation, and the catalytic effect of the regeneration of
neighbouring areas such as Harbourside, Queen Square and the Temple Quarter, and the
new Enterprise Zone including Temple Meads Station, the people of Redcliffe can look
forward, with expectation rather than hope, to a significant and perhaps transformational
redevelopment.
Image: Redcliffe Way roundabout, the River Avon
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Development Plan - relevant boundaries
Redcliffe Neighbourhood Development Area
Designated Redcliffe Neighbourhood Area
The Enterprise Zone
Cabot Ward
Lawrence Hill Ward
St Mary Redcliffe
Fig. 1.1.1 - Map showing boundaries relevant to The Plan.
Source: Esri, digital Globe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community.
Map showing boundaries relevant to the plan
Fig. 1.1.1 - Map showing boundaries relevant to The Plan.
Source: Esri, digital Globe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community.
Source: Esri, digital Globe, GeoEye, i-cubed, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community NOT TO SCALE
10 Redcliffe Neighbourhood Development Plan - Draft
10 Redcliffe Neighbourhood Development Plan - Draft
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The Site Context
The wider area plan opposite shows the context for the church and the project.
The church lies on the western boundary of the inner Bristol Ward of Lawrence Hill, where it
borders Cabot Ward, which covers the city centre. The boundary between these two wards
runs north-south up Redcliff (sic) Hill, which forms the western edge to the church. St Mary
Redcliffe is separated from the city centre by the River Avon, less than two hundred metres to
the west.
The church lies at the heart of the designated Redcliffe Neighbourhood Area and the more
focused Redcliffe Neighbourhood Development Area, which centres on a largely linear eastwest
site along the multi-lane Redcliffe Way. To the east of St Mary Redcliffe is the Temple
Quarter Enterprise Zone, concentrated on Temple Meads Railway Station and its immediate
environs.
St Mary Redcliffe is fortuitously located in, and within close proximity to, all these areas that
are due for regeneration over the next decade or so. The church lies at the very epicentre of
this transformation and could once again act as an eastern gateway to the city centre.
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7
2
Canynge House
10
8
© This Drawing is the copyright of benjamin + beauchamp archite
All dimensions to be checked on site by contractor and not scale
benjamin + beauchamp architects ltd accept no liability for any e
damage of whatsoever nature and however arising; from any var
drawing; or in the execution of the work to which it relates, which
referred to them and their approval obtained.
Revision Date
Project
Title
Stage
Drawn By
Drawing No.
22.10.15 JLB
16.09.15 JLB
Initials
Date
Boundary altered
Boundary line added
Notes
Scal
Location Plan
SP
9.1m
PORTWALL LANE
9.8m
Redcliff Wharf
Mooring Posts
Car Park
Shelter
PHIPPEN STREET
Chatterton House
KEY
Ownershi
Developm
10.7m
REDCLIFFE WAY
9.8m
TCB
Shelter
El Sub Sta
Boat Yard
Quakers'
Burial Ground
(Park)
4
SM
Car Park
REDCLIFFE PARADE EAST
18.0m
The
Colosseum
(PH)
6
1
St Mary Redcliffe Church
Car park
FS
War Memorial
15.5m
PUMP LANE
SM
Phoenix Place
Hotel
The Finches
5
7
SM
SM
9
Holland House
Hotel
51
2
12
9
10
11
COLSTON PARADE
6
5
Tunnel
Ps
12
11
Dr White's
Close
1
Magdalena
Court
1 to 22
1
7
PH
1
REDCLIFF HILL
The Redcliffe Sixth
Form Centre
Frys House
1
7
13
of Mercy
6
12
18
Freeling House
Ship Inn
(PH)
Ps
17.1m
Redcliffe
Methodist
Church
3
18
PREWETT STREET
Playground
B
A
BRISTOL,
St Mary Redcliffe
Location Plan
1 to 54
Underdown House
1 to 23
ESS
TCB
Playground
Information
Proctor House
LB
Shelter
1 to 17
18 to 29
SHIP LANE
1 to 54
LB
JLB 22/10/15 1:500 at A1, 1:
0350138 . B
Ownership Boundary
Buildings owned by St. Mary Redcliffe
Buildings shared by the Church of England and Methodist Church
Green areas
Possible development sites for competition
1. St Mary Redcliffe
2. Parish Offices
3. Methodist Church and Church Centre
4. The North Area
5. The South Churchyard
6. The West End
NOT TO SCALE
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The Immediate Site
The plan opposite provides the focus for the competition.
The church is located on the south-east corner of two major multi-lane vehicular
thoroughfares: the east-west Redcliffe Way and the north-south Redcliff Hill. At their
intersection is a large traffic gyratory: the diameter of its central island is wider than the
church itself. This traffic infrastructure, imposed on Bristol in the post-war period, creates an
urban morphology for the church that is alien and devoid of consideration for the pedestrian
and street activity. This is exemplified by the historically-relevant Chatterton House that sits
forlornly in adjacence to Redcliffe Way and within an ill-maintained and leftover pocket park.
The area north of Redcliffe Way is characterised by a commercial area of largely new build
offices or repurposed former industrial buildings.
The urban grain to the immediate south and south-west of the church is more historical,
with rows of nineteenth-century — interspersed with twentieth-century — developments, but
largely following the traditional street pattern (for example Redcliffe Parade East and Colston
Parade). To the west of the church is the former Quaker burial ground (now another underused
pocket park), and beyond this, and at lower level is Redcliffe Wharf, a disused yard on
the eastern bank of the River, which is due to be developed.
To the south-east and east, the urban grain reverts to a mid-twentieth century form of
post-war renewal, characterised by mid-rise residential slab blocks sitting within the centre
of their sites, supported by their own dedicated amenities such as parking, sports courts and
playgrounds. Here, the traditional urban form is truncated by these developments, including
the severance of Colston Parade which is turned into a realigned pedestrian route adjacent
to the Ship Inn public house. Redcliffe Methodist Church and Church Centre, located along
this route and bounded to the south by Prewett Street, is contingent with the surrounding
post-war developments. Finally, two large hotels bookend the church to the south-west and
east.
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St Mary Redcliffe sits within its own park-like setting to the north and south. To the north,
facing Redcliffe Way, is a landscaped lawn created for the church when the road was
developed in the mid-twentieth century. To the south is the historic Churchyard – formerly
the burial ground. This sits – at least one storey in height –up from the north landscape to
the church, and remains largely untouched in form and layout. It is bound by the church to
the north, Redcliff Hill to the west, Colston Parade to the south, and Pump Lane to the east.
This area has, in the past, contained buildings: the Chapel of the Holy Spirit once sat to the
west of the site in an area now occupied by a memorial garden, located in the shadow of an
imposing tree. To the east, clergy housing once stood in an area now covered by trees and
foliage, which conceal significant areas of unused land.
By the south-west gate to the Churchyard is the present-day outfall of the historic pipe gifted
to St Mary Redcliffe by Sir Robert de Berkley, Lord of the Manor of Bedminster in the twelfth
century. This provided the parish with the first supply of fresh, clean water. The water pipe
originally emerged underneath the balustrades to the east of the church tower.
The setting to the immediate east of the church remains largely untouched, with the church
abutting the historical line of Pump Lane. To the west, the church’s setting has been subject
to radical change, largely through the creation of Redcliff Hill. Although now spatially more
generous, the busy road, raised ground level, and multi-levelled pedestrian routes create a
confused and illegible streetscape.
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Image: View of the South Churchyard from the church roof
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Emerging Brief
St Mary Redcliffe is often described as ‘the most beautiful building ever built on a
roundabout’. Although a somewhat flippant comment, it raises an interesting observation of
the church’s physical environment. The upheaval created by post-war property clearances,
and the insensitive imposition of the ‘vision’ of traffic engineers of the time, has meant that
the church is seen and experienced from the street in a very different way than in the past.
As recently as the turn of the last century, St Mary Redcliffe, nestled in the centre of a
densely urban fabric, was very much the focal point of its surrounding parish. Today, this is
all but gone, with St Mary Redcliffe detached from large swathes of its parish through the
severance caused by surrounding traffic routes. This physical debilitation of streetscape and
infrastructure has been paralleled by social decline.
Image: The north side of the church, from Redcliffe Way
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Images:
clockwise: Redcliff Hill in 1938, the
church from Redcliffe Way during
the Queen’s visit in the 1950s
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In recent years the Redcliffe Neighbourhood Development Forum (RNDF) has sounded a
clarion call for the area, setting out a vision for Redcliffe in its Neighbourhood Development
Plan. The church, both physically and metaphorically, is at the centre of this planned
renaissance. From these community-led initiatives it is planned that Redcliffe will emerge as
a thriving and sustainable ‘urban village’, with a scale and mix of streetscape and urban form
to match.
Fig. 2.2.1 - Design Concept
Design Concept for the Redcliffe Neighbourhood Development Plan
Redcliffe Neighbourhood Development Plan - Draft
17
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‘One of the recurring aims of the community is to
encourage a future for Redcliffe in which it becomes
an environment in which people want to live and spend
time, rather than just travel through. The community
want to create a new neighbourhood heart for Redcliffe
and build a welcoming gateway to the city centre. The
aim is to create a balanced and vibrant community and
make Redcliffe a better place for people to live and work
and also benefit the wider city. To secure a plan that
encourages and stimulates diversity, innovation and
activity and importantly one that can be delivered on the
ground.’
Redcliffe Neighbourhood Development Plan (RNDP);
Consultation Draft April 2015; page 11.
St Mary Redcliffe sees the unique opportunity that the emerging RNDP offers the church and
how this can act as a catalyst for its own transformation. The two organisations are working
closely to ensure that the two schemes are complementary and eventually combine to form
one harmonious development.
Listed Grade I for its architectural significance, St Mary Redcliffe provides a wonderful setting
for Christian worship and, as an embodiment of local, national and international heritage,
attracts tens of thousands of visitors each year from all over the world. However, the role and
mission of the church has evolved over many years, and the time is now right to create the
appropriate physical environment to match. The parish, and the church’s parishioners, are
drawn from a diverse social, economic and spatial demographic and, as such, the church’s
facilities and amenities should reflect this diversity.
27

The current church building is ill-equipped to support many of the activities associated with
a major parish church, heritage destination, community centre and event space for the 21 st
century. Similarly, a piecemeal appropriation of buildings, including the Parish offices at
12 Colston Parade and the Redcliffe Methodist Church and Church Centre on Prewett Street
(shared with the Methodists), has led to a dispersed estate that is not fit-for-purpose as
the church refines its mission for the future. Community outreach activities are currently
being developed, but the social and civic facilities to support and deliver them are currently
missing; this provides an important focus for the project.
St Mary Redcliffe’s vision can be summarised by these three aspirations:
• To be a thriving Christian community;
• To be a welcoming heritage destination; and
• To be an effective parish church.
This project aims to support the fulfilment of these aspirations so that St Mary Redcliffe
remains as relevant in the future as it has in the preceding centuries.
The project will focus on three areas: sites surrounding the church building, the Church
Centre site, and the church building itself. The outline accommodation requirements have
been established and constitute in the region of 2,800 sqm, of which approximately 2,500
sqm is anticipated to be new build.
28

Project
Project
Drawn By
Drawn By
Date
Date
Stage
Stage
Scale
Scale
Revision Date Initials Notes
Revision Date Initials Notes
Drawing No.
Drawing No.
© This Drawing is the copyright of benjamin + beauchamp architects ltd.
All dimensions to be checked on site by contractor and not scaled from this drawing.
benjamin + beauchamp architects ltd accept no liability for any expense, loss or
damage of whatsoever nature and however arising; from any variation made to this
drawing; or in the execution of the work to which it relates, which has not been
referred to them and their approval obtained.
© This Drawing is the copyright of benjamin + beauchamp architects ltd.
All dimensions to be checked on site by contractor and not scaled from this drawing.
benjamin + beauchamp architects ltd accept no liability for any expense, loss or
damage of whatsoever nature and however arising; from any variation made to this
drawing; or in the execution of the work to which it relates, which has not been
referred to them and their approval obtained.
P:\BRISTOL - ST MARY REDCLIFFE - 0350\Drawings, Photos & Graphics\B2 Drawings\Drawing board\Sketches\0350 Boundary Study\0350 SK 018 Boundary Study early 18C & early 19C.dwg
P:\BRISTOL - ST MARY REDCLIFFE - 0350\Drawings, Photos & Graphics\B2 Drawings\Drawing board\Sketches\0350 Boundary Study\0350 SK 019 Boundary Study 1880 & 1949.dwg
Early 18 EARLY th Century EIGHTEENTH CENTURY
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LYON'S 1717 PLAN OF THE CHURCH COMBINED WITH ROCQUE'S 1742 MAP OF BRISTOL
Early EARLY 19 th Century NINETEENTH CENTURY
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WILD'S 1812 PLAN OF THE CHURCH COMBINED WITH ASHMEAD'S 1828 MAP OF BRISTOL
benjamin + beauchamp
architecture design conservation
the borough studios, the borough,
wedmore, somerset BS28 4EB
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BRISTOL St. Mary Redcliffe
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EG 27/03/13 NTS
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1880 1880 Ordnance ORDNANCE Survey SURVEY
1949 Map 1949 of MAP Bristol OF BRISTOL
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COMBINED WITH OATLEY'S SITE SURVEY DRAWING PRIOR TO CONSTRUCTION OF THE UNDERCROFT
FROM BRISTOL 'KNOW YOUR PLACE'
Diagrams illustrating the evolving urban morphology around the church
benjamin + beauchamp
architecture design conservation
the borough studios, the borough,
wedmore, somerset BS28 4EB
T 01934 713313 F 01934 713314
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Topographical Studies
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-

To this end, the following needs have been identified and form the outline Brief for the
project:
Community
Create facilities which will provide amenities and create opportunities for local people,
helping to alleviate some of the local issues relating to social and economic deprivation.
Ideas include, but are not limited to, facilities such as a community hub, night shelter, social
enterprise centre and a credit union. The church recognises that, over time, usage may
change, so flexibility is key.
Church life
Ensure a variety of appropriate spaces to support the full range of church activities,
occasions and events. These spaces, both front and back-of-house, should be well-equipped,
highly functional and flexible, whilst respecting the significance of the heritage of the church.
Heritage
Provide an engaging and complete heritage experience, including a dedicated exhibition
space, for visitors to St Mary Redcliffe so that they leave with an enhanced understanding of
the history of the building and those that are associated with it, delighting existing patrons
and attracting new visitors alike.
Hospitality
Improve the church’s hospitality offer and amenities, with contemporary food and beverage
and retail facilities that can cater not only for church visitors – including small and large
groups – but also special events in the church and, more generally, the local community.
These facilities need to improve commercial potential, promote income generation and
contribute significantly to the financial sustainability of the church.
Accessibility
Ensure an equitable experience to all visitors and users of the church, regardless of ability,
by providing, where appropriate and possible, access for all. This ambition covers buildings,
spaces, facilities and information. The five-metre difference in height between the church
floor and street level is a significant barrier that will need to be overcome.
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Transport
Encourage travel by all staff and visitors to the church to be undertaken in the most
sustainable way whilst also providing appropriate and proximate facilities for those most in
need, thereby ensuring a pleasant and safe arrival experience.
Staff
Fully support the administrative, operational and support functions of the church with an
appropriate range of spaces, amenities and facilities, thereby fostering and promoting an
engaged and healthy staff team, including the volunteers who are integral to the smooth
running of the church.
Financial sustainability
Identify and develop new modes of income generation, supplementing the traditional model
based on congregational giving, so that the church can plan for future financial sustainability.
The positioning of income-generating modules of the development – for example hospitality
and retail units – will be vital in ensuring their effectiveness.
Technical Requirements
Ensure that the project is environmentally sustainable, maximising energy efficiency and
minimising running costs.
Flexibility
St Mary Redcliffe recognises that its development project is taking place in a rapidly
changing and, to a large extent, unpredictable urban and social context. The church does not
yet know what form the wider Redcliffe development will take or, for example, how many new
people will live in the environs of the church. It also recognises that unforeseen issues will
arise, to which the church will need to respond. Flexibility will, therefore, be a key attribute in
proposals for the development of the church’s facilities.
A full Brief is provided in the Invitation to Tender (ITT) document.
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Teams
St Mary Redcliffe is seeking a team:
• which is excited by what the church is trying to achieve from this once-in-a-lifetime
opportunity;
• which will work in partnership with the church, its stakeholders and the local
community helping to guide all through the Heritage Lottery Fund (HLF) application
requirements and the process of design, statutory and ecclesiastical permissions and
construction;
• strong in exemplary, sensitively balanced design attuned to an exceptional heritage
setting and civic realm;
• which will understand and acknowledge the historical and cultural importance of the
site;
• with a keen, inventive and resourceful eye for detail; and
• appropriate in size and skills for the project.
The church encourages Expressions of Interest from multidisciplinary teams, which
should include, but are not limited to, an architect (who will act as the lead consultant and
principal designer under the Construction and Design Management Regulations 2015),
structural engineer, services engineer (M&E), and a cost consultant. Additional skills may be
proposed in your submission if you feel they are necessary, e.g. a dedicated sustainability
expert, access consultant, landscape designer or a conservation architect specialising in
ecclesiastical architecture.
Sub-consultant companies may enter with more than one team if they wish to do so.
However, the same individual within a company should not participate in more than one
entry. Please ensure companies who intend to sub-consult on a number of teams propose
the inclusion of different individuals from their organisation for each separate team. This is
to prevent a conflict of interest at the shortlisting stage in the event of a sub-consultant being
shortlisted with more than one team.
Please note: St Mary Redcliffe reserves the right to determine the final composition of
the design team appointed as the winner, and this may include the appointment of subconsultants
that are not suggested within the competitor’s bid. For the avoidance of doubt,
this is to ensure the correct mix of skills and expertise and will not be imposed unreasonably.
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Anticipated Competition
and Project Dates
The competition will conclude in mid-2016.
The project is planned for completion in 2024.
Budget
The total project costs are estimated to be £12-15m (including fees, VAT and associated
costs).
Jury
The Jury – who will review the Tender submissions and interview finalists – will be formed of
representatives of St Mary Redcliffe, external advisors, and independent members.
Whilst the final composition of the Jury is yet to be determined, confirmed members include
journalist, broadcaster and author Simon Jenkins, and Bristol-based contemporary artist
Luke Jerram. St Mary Redcliffe will be represented by The Reverend Dan Tyndall and the
church architect Marcus Chantrey, amongst others. The Jury will be advised by Malcolm
Reading.
Malcolm Reading Consultants will act as the competition secretariat.
It is hoped that the full Jury will be announced during the first stage of the competition.
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34

PART TWO
35

Competition Details
Competition Management
Malcolm Reading Consultants (MRC), an independent expert organiser of design
competitions with nearly twenty years’ experience, will lead and administer a two-stage
competition on behalf of St Mary Redcliffe. This will result in the selection of a winning team,
who will be appointed to develop their design and to deliver the project.
The two-stage design competition is comprised of:
Stage One:
An international call for participation – an Expression of Interest (EOI) – that is aimed at
attracting technically competent and professional teams to register their interest in the
project, as described in this document. A shortlist of at least five teams will be selected to
move to Stage Two. Successful and unsuccessful teams will be contacted by MRC prior to the
commencement of Stage Two.
Stage Two:
Beginning with a symposium on ‘The Future of Church Architecture’, (which the shortlisted
teams will be expected to attend), during this stage the teams will also be invited to a
separate site visit and asked to produce a concept design.
The church will host a public exhibition of the submissions, which will be reviewed by a Peer
Review panel and a final Jury will conduct interviews prior to a winner being announced.
An honorarium of £4,000 will be awarded to each of the unsuccessful shortlisted teams
following the selection of the winner. The winner’s honorarium will be included as part of
their fee.
Competition Process
This procedure is being run in accordance with EU procurement guidelines and the Public
Contracts Regulations 2015. In line with these guidelines, the Invitation to Tender document
has been provided for information only at this stage. Competitors are not asked to respond
in any way to the Invitation to Tender document at this stage of the competition.
This competition has been advertised in the Official Journal of the European Union (OJEU).
This contract is not suitable for division into lots due to the type of works specified.
Deadline for Expressions of Interest
Expressions of Interest will be received digitally up to 14.00 GMT on Friday 15 th January
2016.
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Please ensure that your submission is made no later than the appointed time. St Mary
Redcliffe cannot consider your submission if it is received after the deadline.
Submission Details
Submissions for the first stage of this competition will be received via the Delta eSourcing
portal. Further details regarding how to submit can be found on page 44.
Please ensure you familiarise yourself with the Delta portal in advance of the submission
deadline.
Questions
All enquiries relating to the competition should be addressed to Malcolm Reading
Consultants, the independent competition organisers appointed to manage the process.
During the pre-qualification stage, no contact should be made with St Mary Redcliffe
employees or contractors as this may lead to disqualification from the competition.
Questions should be emailed to: stmaryredcliffe@malcolmreading.co.uk
A question and answer log will be compiled and uploaded to Delta each Friday. All questions
received by 14.00 GMT each Wednesday will be included in that Friday’s log.
Please note that telephone enquires will not be accepted, and the latest date for submitting
enquiries is 10.30 GMT on Tuesday 5 th January 2016.
Permissions
St Mary Redcliffe and Malcolm Reading Consultants reserve the right to make use of all
presentation materials submitted in any future publication about the competition, including
in an exhibition or website. Any use will be properly credited to the competitor and the
competitor warrants that the material submitted comprises solely their own work or that of
any member of a team submitting an EOI response. This non-exclusive licence is irrevocable,
shall survive the competitor’s exit from the tendering process, and is royalty-free.
Conflict of Interest
Competitors should declare any actual or potential conflict of interest concerning the
commercial, financial or other interests of St Mary Redcliffe, which may, or may be perceived
by the public to, compromise the conduct of this procurement exercise and/ or the
performance of the contract.
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If competitors are satisfied that there are no such conflicts of interest, they must contain a
statement to this effect in their response to the PQQ.
St Mary Redcliffe reserves the right to reject responses from applicants where a conflict of
interest is viewed as affecting either or both the conduct of this procurement competition
or the performance of the contract. Applicants and other consortium members are under
a continuing obligation to notify St Mary Redcliffe if circumstances change during this
procurement exercise and any statements given to St Mary Redcliffe during this procurement
exercise become untrue.
No employee or family member of an employee of St Mary Redcliffe is permitted to enter the
competition.
Language
The official language of the competition is English. All entries must be in English, including all
additional information.
Financial data
Any financial data provided must be submitted in, or converted into, pounds sterling. Where
official documents include financial data in a foreign currency, a sterling equivalent must be
provided.
Insurance
St Mary Redcliffe and Malcolm Reading Consultants will take reasonable steps to protect and
care for entries but neither organisation will insure the proposals at any time. Competitors
are urged to maintain a complete record of their full entries and be able to make this
available at any time should adverse circumstances require this.
Deviations
Only submissions that meet the basic criteria of entry will be considered. Information or
supplementary material, unless specifically called for in subsequent communication, will not
be considered by the assessors.
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Amendments to the Expression of Interest
St Mary Redcliffe may, at any time prior to the submission date, amend the Expression of
Interest (EOI), and Malcolm Reading Consultants (MRC) shall notify all competitors of any
such amendments. If MRC issues any circular letters to competitors during the EOI period
to clarify the interpretation to be placed on part of the documents or to make any changes
to them, such circular letters will form part of the EOI. The Q&A responses will also form
amendments to the EOI, and should be considered by all competitors. Accordingly, all
competitors will have been deemed to take account of these in preparing their submission.
Site visits and photos
Competitors are welcome to visit the site, but at this stage of the competition there will be no
formal site visits. Photos of the site can be found in Appendix A.
Details of the church opening hours and events can be found on the church website
http://stmaryredcliffe.co.uk
Return of competition materials
All material which is submitted as part of your response to the EOI will be retained by St Mary
Redcliffe and will not be returned to participants.
Competition Publicity
Competitors should note that any or all of the submission materials may be used for
publicity purposes. This includes, but is not limited to, a public exhibition of the shortlisted
competitors’ designs, an online gallery of the shortlisted designs, and media releases
relating to the competition or project in a more general sense.
39

Anticipated Competition Programme
All dates 2015-2016
Competition launched Thursday 26 th November 2015
Deadline for EOIs Friday 15 th January 2016
Shortlist and issue of competition information
Symposium
Site visit
Final submissions by shortlisted teams
Jury interviews
Winner announced
Thursday 18 th February
Tuesday 23 rd February
Tuesday 1 st March
Friday 15 th April
Tuesday 10 th May
Tuesday 24 th May
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Submission Requirements
Responses should be in electronic format only via the Delta e-sourcing portal.
All responses must be in the order shown below, entered directly into the online form or
uploaded as separate files depending on the format specified below.
Your response should be both well written and highly visual.
Please refer to the Evaluation Criteria section on page 45 for the scoring approach.
1-7. Pre-Qualification Questionnaire
Please see the Pre-Qualification Questionnaire on Delta. Your responses should be entered
directly into the online form. You will be asked to provide financial information, such as
audited accounts and proof of turnover of over £500,000.
8. Relevant Experience
Please use up to three previous projects from the last 5 years to demonstrate, both
analytically and visually, and in no more than 12 sides of A4, how you have worked closely
with the client and project stakeholders to deliver a project that is truly transformational.
Your response should focus on the following:
A. How and why the project was truly transformational and what effect did this
transformation have on the local community;
B. How did the design make a positive contribution to setting, place-making and
context;
C. How did you reconcile the needs and requirements of the client and end user
with the quality and significance of the heritage setting;
D. Your approach to HLF funding applications and/or other fundraising
initiatives. Outline your approach in assisting your client through this process
and set out the successes you had in securing the necessary funding for the
project. What have you learnt from any failed bids;
E. What was your team’s approach to statutory consultees and the applications
process. This includes the Diocesan Advisory Committee (DAC), Historic
England, the Amenity Societies and planning departments. Outline
your approach to planning, and consultation with the planners and others,
during design development and the applications process;
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F. What was your team’s approach to engagement with project stakeholders,
and in particular the voluntary sector and how was this translated into the
development of the design; and
G. How the project was an exemplar of sustainability in both its design
and performance (if applicable).
Throughout your responses to the questions above, you should cover how and why the
project was a success. What challenges were overcome throughout the course of the design
or construction? What lessons were learnt and how have you applied these to subsequent
projects?
Illustrations and sketches should be used to articulate your answer where appropriate.
Your referees noted in section 6 of the PQQ should be those for the projects used above to
describe your relevant experience.
Your response should be uploaded as a PDF.
9. Team Composition
Please tell us, in no more than 10 sides of A4, why you have brought together the team
members you have and why you think this team will deliver a successful project.
Please provide a summary of the details for each of the principal consultant practices who
will form part of your team. Please also provide details of any other sub-consultants who are
vital to your design approach. This may include, but is not limited to a conservation architect,
funding consultant, planning consultant and accessibility consultant.
An integrated, collaborative approach to team composition, including more established
designers collaborating with emerging ones is encouraged.
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You should be aware that a project manager is being procured separately by the church.
Please note: St Mary Redcliffe reserves the right to determine the final composition of the
design team appointed as the winner, and this may include the appointment of consultants
that are not suggested within the competitor’s bid. For the avoidance of doubt, this is to
ensure the correct mix of skills and expertise and will not be imposed unreasonably.
Your response should be uploaded as a PDF.
10. Press Statement
Each competitor should also provide a 300-word snapshot of the practice or collaboration
that can be used for press in the event of being shortlisted. This statement should include
the lead consultant’s website (if you have one).
This statement should include the following: practice history/background, overview of built
projects, awards, publications, exhibitions, and design philosophy.
You should also include two images of past projects, indicating your first and second choice.
Your statement should be entered directly on the web form, and the images uploaded as
jpeg or png files.
11. Declaration Form
Please complete your submission by filling out the online declaration form on the Delta
portal.
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How to submit
Please read the instructions below for guidance on how to enter the competition.
Competitors should familiarise themselves with Delta prior to the submission deadline. The
portal will close automatically after the deadline: 14.00 GMT Friday 15 th January 2016.
Registering on Delta
In order to enter this competition, you must be registered as a Supplier on Delta. If you are
not already registered, please visit: https://www.delta-esourcing.com/delta/signup.html?userType=supplier.
Registering and using Delta to respond to opportunities is free and open to all. You will simply
need to enter some basic details about your company.
Submitting your response
To enter the competition, please follow the steps below:
1. Log into Delta https://www.delta-esourcing.com/respond/737R5K934Z
When logging in to the Delta homepage, the competition can be accessed from the
Activity Centre. From this page, please select Response Manager and select
St Mary Redcliffe: Design Competition.
2. Prepare your response.
Competitors can log in at any time prior to the deadline to work on their responses.
Please note that some questions are answered directly through an online form.
Please save regularly when completing the online form. You must allow adequate
time for the completion of this form. It is strongly advised that you complete this
before the submission day.
3. Upload your response.
4. Submit your response.
Help and Assistance
If you have any queries or encounter any problems when using the Delta eSourcing system,
please contact stmaryredcliffe@malcolmreading.co.uk
Delta also operates a helpdesk for technical queries (e.g. forgotten user details). Please visit:
https://www.delta-esourcing.com/delta/contact.html
44

Evaluation Criteria
EOI responses will be scored in accordance with the selection criteria set out below.
Summary
Criteria
Total Score available for Weighting
this section
(of total submission)
1 – 7. PQQ Pass/Fail 0
8. Relevant Experience A. 10*
B. 10*
C. 10*
D. 10*
E. 10*
F. 10*
G. 10*
5%
10%
10%
10%
10%
10%
5%
9. Team Composition 10* 40%
10. Press Statement Not scored – for information
only
11. Declaration Form Not scored – for information
only
0
0
*Scored in accordance with the Scoring Approach on Page 46.
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Scoring approach
Score Classification of response Reason for classification
0 Failure to reply with a
mandatory pass/fail
question. Response will not
be considered further.
1 Unacceptable in whole or
part
2 Poor and significantly below
requirements
No answer has been provided or the response fails to answer the
question provided; all elements of the response are not justified
or unsupported by evidence where required; fails to demonstrate
any understanding of the question or the context.
Very significant gaps or lack of justification/evidence in response
where required; responses given are very generic and not
relevant in whole or part; fails to demonstrate considerable
understanding of the question or context.
3 Poor and below requirements A lack of content or explanation in one or more aspects of the
question; significant gaps or lack of justification/evidence in
response where required; responses given are generic and not
relevant in whole or part; a degree of a failure to demonstrate
understanding of the question or context.
4 Satisfactory response
but does not meet all
requirements
5 Satisfactory response that
meets most requirements
6 Satisfactory response that
meets most requirements
and is a good response in
some areas
7 A strong response that is
very satisfactory in all areas
and exceeds expectations in
some areas
The question is answered satisfactorily overall but some key
aspects lack sufficient detail or explanation.
The question is answered satisfactorily for the most part and
some aspects lack sufficient detail.
The question is answered well for the most part and in areas is
particularly clear and justified.
The question is answered very well for the most part and in
areas is particularly clear and justified.
8 A very strong response The question is answered very well throughout and in all areas is
clear and justified.
9 Outstanding quality response The question is answered in an outstanding way throughout,
meets all requirements and in all areas is extremely clear and
justified.
10 Exceptional response that
exceeds the Authority’s
requirements
The answer demonstrates an exceptional responses that meets
all requirements and exceeds the level of quality required in
some key areas.
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Appendices
A. Photos of the site
47

https://competitions.malcolmreading.co.uk/stmaryredcliffe
stmaryredcliffe.co.uk
48